Moss Cottage is a semi-detached house in Wokingham (RG40 5RB). It has a recorded floor area of 177 m² (around 1905 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (July 2015) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 73). The latest certificate is from July 2015, so improvements made since then won't be reflected.
Held since January 2004 — that's 22 years off the open market, well above the local norm. At 177 m² the property is well over the postcode median (75 m² across 6 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £850,000 sits 150.7% above the 2004 sale of £339,000. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
This certificate is over 10 years old and is no longer valid.Expired 28 Jul 2025
Moss Cottage has been extended on multiple sides of the property across separate planning applications.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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£850,000
Modelled from EPC, postcode comparables.
£339,000
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Moss Cottage outperforms the street on epc rating by a wide margin.
EPC Rating
63 (D)
Street avg 48 (E)
Floor Area
177 m²
Street avg 124 m²
CO₂ Emissions
5.6 t/year
Reported crime in the wider district is trending notably upward year-on-year.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
1.0 km

Daytime· 07:00 – 23:00
59.1dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Extension: Single storey · Side of property
Proposed erection of first floor side extension above existing garage.
Extension: Single storey · Rear of property
Proposed single storey rear extension to dwelling to form conservatory.
16 January 2004Most recent
£339,000

Street avg 7.4 t/year
Habitable Rooms
7 rooms
Street avg 6 rooms
Spooner Place — bus stop.
Closest school
1.1 km
St Cecilia's CofE Primary School. 19 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
52.9dB